ARC 2019-02-04_08b 528 Ide St Remodel PPR
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
BY: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF PLOT PLAN REVIEW 19-001; DEMOLITION,
ADDITION AND REMODEL OF EXISTING RESIDENCE; LOCATION –
528 IDE STREET; APPLICANT – PATRICK CUSACK & SAMANTHA
ENGLEMAN; REPRESENTATIVE – DON LOVE, LOVE
ARCHITECTURE
DATE: FEBRUARY 4, 2019
SUMMARY OF ACTION:
Recommendation of approval to the Community Development Director will allow for an
addition and alterations to the existing single-family residence.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Community Development Director.
BACKGROUND:
The subject property is zoned Single Family (SF), is located in the D-2.4 Historic
Character Overlay District (Attachment 1). The proposed project requires review by the
ARC for compliance with the Design Guidelines and Standards for the Historic
Character Overlay District (Design Guidelines) (Attachment 2) because the project
proposes exterior alterations to a single-family residential structure in the Historic
Character Overlay District.
Existing development on site consists of a one-story, single-family residence on an
11,094 square foot lot. The original structure was built in 1905 , and at 951 square-feet,
contains two bedrooms, and one bathroom. The architectural style of the residence is
referred to as a “Cottage” in the Design Guidelines. The dwelling features a covered
front porch, clapboard siding, and a hipped roof. The structure has a bay window on the
western elevation, and dormers with fishscale shingles on the northern and western
facades, which adds ornamentation to the house.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-001
FEBRUARY 4, 2019
PAGE 2
At an unknown date, 152 square feet of unpermitted floor area was added to the rear of
the structure. This unpermitted floor area is currently used as a pantry, closet and
laundry room.
ANALYSIS OF ISSUES:
Project Description
The project proposes to demolish the unpermitted 152 square foot addition and
construct a 436 square foot addition in its place. The addition will retain the same style
and use similar materials as the original house in order to maintain the character of the
property. Although this property is not a designated historic resource, the applicant has
designed the project to comply with the Secretary of the Interior’s Standards for
Rehabilitation. Sheet T.4 in the plan set addresses how the project complies with each
of the eight (8) standards. The existing brick chimney is damaged above the roof line,
poses a safety concern, and will be demolished and replaced. A 186 square foot,
uncovered deck is proposed to be constructed off the dining room along the eastern
side of the house. New light fixtures are proposed near the front, rear and side doors,
and were chosen to prevent light trespass and light pollution. The entire house is
proposed to be repainted a light green (Silver Sage), while the fascia, window trim and
fishscale shingles would be painted white (Chalk White). Paint chips will be available for
review at the meeting (Attachment 3). An interior remodel is also proposed to provide an
additional bedroom and create a more desirable floor plan for the owners.
The property is legally nonconforming to the covered parking requirement as it does not
currently have any on-site parking. Per AGMC 16.56.020.C.2, existing buildings in the
Historic Character Overlay District are not required to provide parking if the increase in
square footage is less than 600 square feet. Therefore, this property is not required to
add the two covered parking spaces required by the municipal code. Although not
required, a new curb cut will be added on Cross Street to create access to a new
permeable paver driveway that is proposed to be located behind the house. This
driveway will accommodate two off-street parking spaces. Since the parking spaces are
not required and are being added by the applicant voluntarily, they are not required to
be covered. A three foot (3’) tall vinyl picket fence is proposed along the entire Ide
Street frontage and the Cross Street frontage until it is in line with the front façade of the
house. At this point, the fence will transition into a six foot (6’) tall vinyl privacy fence
that terminates at the driveway (Attachment 3). As part of this project, the existing curb
cut on Ide Street will be closed and replaced with a five foot (5’) wide City standard
concrete sidewalk. A City standard sidewalk along the Cross Street frontage will also be
required as a condition of approval.
Design Guidelines
The Design Guidelines note that the most common cladding material in the Village area
is weatherboard or clapboard wood siding. The addition proposes to continue the use of
clapboard siding to comply with the Design Guidelines, and maintain the character of
the property. The addition is proposed to be located at the rear of the existing home
which has already been altered with the previous unpermitted addition. Locating the
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-001
FEBRUARY 4, 2019
PAGE 3
addition at the rear of the structure preserves the integrity of the front façade, which
appears to have had very few alterations from the original design, if any at all . The paint
colors proposed comply with the Design Guidelines which promote the use of colors
that match the natural environment and avoid conflict with the colors in the surrounding
area. The proposed green fits well within the context of the neighborhood, and is more
compatible than the light blue that the house is currently painted.
ADVANTAGES:
The proposed addition and exterior alterations respect the historic character of the
property by maintaining a consistent architectural style and use of similar materials. The
project also complies with all applicable standards in the Village Design Guidelines.
The addition of a sidewalk along the Cross Street frontage will greatly improve
pedestrian facilities in the neighborhood.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmental Quality Act
(CEQA) and determined to be categorically exempt per Section 15 301(a) of the State
CEQA Guidelines regarding minor exterior alterations to existing structures.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. At the time of report publication, no comments
have been received.
ATTACHMENTS:
1.Project Location and Existing Façade
2.Design Guidelines P. 20
3.Color Sample and Fence Design
4.Project Plans (Available for public review at City Hall)
ATTACHMENT 1
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Northern Elevation Western Elevation
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
ARCHITECTURAL STYLES
This section illustrates various architectural
styles found within the Village Historic
Design Overlay District. These styles
represent much of the existing architecture
in the Village and shall be used a guide for
future development and renovations in the
area. For the Spanish Eclectic Style, use this
section as a guide for residential remodels
for existing Spanish Eclectic style homes or
mixed use/commercial construction (See
Appendix “A” for additional examples):
construction of new Spanish Eclectic homes
is allowed in the HCO residential district
subject to conditional use permit approval.
Most of the historic architecture does not
follow one specific style, but is influenced
by many. The commercial style
development in the Village area is an
eclectic mix of buildings, but there is a
similar vocabulary in the building design
and construction materials. The
development for the residential and
commercial buildings generally fits within
one or more of the following architectural
styles.
RESIDENTIAL STRUCTURES
Bungalow
The Bungalow style is a unique house type
that borrows from other cultures, but is a
truly American design. Developed on the
west coast, the Bungalow reduces the
distinction between inside and outside space,
reflecting the open practical living possible
in California. It is generally a low, small
house that used natural materials and relied
on simplified design. The roof structure is
most often broad gables, often with a
separate lower gable covering the porch,
although hipped roof structures are also
common. There is little ornamentation, and
what is found is of simplified design. The
first Bungalow development period was
from 1895 to 1915.
Cottage
A Cottage is basically a small frame single-
family home that does not use any particular
architectural style or ornamentation pattern.
Roof styles vary, but most often use gable,
hip or a combination of the two. This is a
style that often borrows elements from
classic styles, but does not incorporate other
elements that make the style unique.
Craftsman
An extension of the early Bungalow, the
Craftsman design included a low-pitched
gabled roof with a wide, unenclosed eave
overhang. Roof rafters are usually exposed
and decorative beams or braces are
commonly added under gables. Porches are
either full or partial-width, with a roof often
supported by tapered square columns. The
most distinctive features of this style are the
junctions where the roof joins the wall,
17
ATTACHMENT 2
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
CONSTRUCTION MATERIALS
This section provides examples of the most
commonly found building materials used in
the Village area of Arroyo Grande. There
are also examples of construction materials
under the Village Core and the Residential
sections specific to those areas.
All new projects shall use materials that fit
within the character of the Village (see
following examples). Using similar
materials or replicating these materials on
all projects and restorations will extend the
existing character extended throughout the
Village.
All restorations shall use materials that
match or complement the original structure
facilitating compatibility and preservation of
its character.
WEATHERBOARD OR CLAPBOARD
WOOD SIDING
Most of the original housing and a few of
the commercial buildings used horizontal
wood siding or vertical board and batten for
the exterior walls and trim of the buildings.
Wood siding gives the buildings a sense of
historic character, adding detail and texture.
CEMENT PLASTER
Cement plaster (including stucco) is not as
common as wood or brick, however some of
the commercial and residential buildings
within the Village have plaster exteriors.
Cement plaster buildings require detailing
that gives them a historic “Village” feel.
Buildings with plain plaster walls and no
ornamentation are not appropriate for The
Village.
YELLOW INDIGENOUS SANDSTONE
This type of stone is used on the old
I.O.O.F. Hall on Bridge Street and the Old
Brisco Hotel on East Branch Street. It is a
golden stone that is shaped in large irregular
chunks. The color of this natural stone adds
a warm variety and individuality to the area.
20
ipe wood decking: 5 1/2” x 1”
All trim, window frames,
fishscale shingles:
benjamine moore
chalk white 2126-70
6’ tall privacy fence: certainteed bufftech chesterfield
vinyl fencing prefinished white with smooth texture
3’ tall picket fence: certainteed bufftech cap cod
scalloped vinyl fencing prefinshed white with smooth texture
exterior wall sconce: maxim
lighting international white
westlake cast on-light
outdoor wall lantern
COLOR & MATERIALS BOARD
528 IDE STREET
01-03-19
all siding: enjamin moore
silver sage 506
ATTACHMENT 3